A Washington community
Living in The Fields.
Washington's wide, flat farming district east of the Virgin River, where "The Fields" is what everyone calls the Washington Fields area along Washington Fields Road. This is the part of town where lots run bigger than most of greater St. George, single-story ranch homes still line whole streets, a few parcels still carry horse rights and irrigation water, and Pine View Park sits right on the edge.
I am Scott Buehler, a Southern Utah resident of 20-plus years and a licensed REALTOR and lender. This is the honest version of what The Fields offers, what it costs, and what I would check before you buy or sell out here, including the school-cone line that runs straight through the district.
New to the area? Start with the Washington guide, then come back for the homes.
Current listings
Homes for sale in The Fields.
Fed straight from the MLS and limited to homes inside the Washington Fields area: new The Fields listings appear here the day they list, and sold homes drop off. Because lot size swings so far out here, read each listing on its own terms rather than by neighborhood average.
No homes available? Be sure to check out all Washington listings.
Want the map view? Open the full The Fields search. Selling instead? Start with what your home is worth.
Listing information comes from the local MLS and is deemed reliable but not guaranteed.
On this page
Life in The Fields
Room to breathe, town still close by.
The Fields is what everyone in Washington calls the Washington Fields area, the broad flat district that spreads east of the Virgin River and south of the historic downtown along Telegraph Street. You reach it off Sandia Road onto Washington Fields Road, the long spine that runs south through the whole district, with residential streets branching off toward the fields and the bluffs.
It reads differently from the tighter hillside subdivisions up north. Out here the ground is level, the lots are bigger than most of greater St. George, and some parcels still carry irrigation water and horse rights from the district's farming days. Pine View Park sits right on the edge with a splash pad and ball fields, the paved Virgin River Trail is a short drive west, and Mall Drive carries you toward I-15 and St. George in a handful of minutes.
I tour it as a lot-first area, because that is what it is. In one afternoon you can walk a standard-lot single-story ranch on a quiet cul-de-sac, a two-story home on a smaller newer parcel, and a near-acre horse property with a barn out back, and those do not price the same way. Reading the lot before the house is the single most useful habit you can build before you fall for any one listing out here.
Field highlights
Why the east side reads different.
Six things set this district apart, and each one is specific: bigger lots than most of the county, a city park on the edge, single-story ranch homes by the street, horse rights still on some parcels, quick freeway access by Mall Drive, and a school-cone line that runs right through the middle.
Bigger lots than most of the county
Washington Fields is known for parcels that run larger than the greater St. George average, from generous standard lots up to near-acre spreads, which is the main reason buyers cross the river to look here.
Pine View Park on the edge
The 8-acre Pine View Park borders the area with a summer splash pad, two playgrounds, ball fields, tennis and basketball courts, and a walking path. A city park at the block, not a drive across town.
Single-story ranch homes by the street
Much of the older core is one-story ranch construction, so whole blocks skip the stairs. That is a real draw for anyone who wants main-level living on a level lot.
Horse rights on some parcels
A share of the older lots still carry horse privileges and irrigation water from the district's farming roots. Rare this close to St. George, and worth confirming parcel by parcel.
Freeway by Mall Drive, ~8 min
Washington Fields Road ties into Mall Drive, which runs to I-15 Exit 10 at Green Spring Drive in about eight minutes. Downtown St. George sits a few minutes past that.
A school-cone line through the middle
A 2024 boundary change split the district between the Crimson Cliffs and Pine View cones starting August 2025, so the exact parcel decides which high school a home feeds. I check it before I ever call a school a selling point.
Homes & lots
The lot drives the price out here.
Washington Fields is genuinely mixed, and that is the part most online searches flatten. The older core dates to the late 1990s and 2000s and skews single-story and ranch style on larger lots, with homes commonly running three to six bedrooms and roughly 1,800 to more than 3,500 square feet. Layered into that are newer two-story homes on smaller infill lots, custom homes on near-acre parcels, and a handful of horse properties with irrigation water. Lump them together and the averages lie to you.
So I read the lot first. Value out here tracks lot size, irrigation and horse rights, and the school cone far more than a simple price-per-foot on the house. A near-acre parcel with water and a barn is a different market than a standard-lot ranch two streets over, even at the same square footage. Recent sales have generally run from roughly the high $300,000s up past $650,000, with the biggest lots and custom homes at the top of that band.
Because the ground is flat, most homes here are slab-on-grade rather than basement, and the yards are usable in a way the hillside lots are not. That is a plus for anyone who wants a garden, an RV pad, or space for animals, and it is the first thing I confirm on any specific parcel before I read a single comp.
For buyers, sort the search by lot before you judge value. For sellers, do the same before you choose comps. Confirm everything against the live listings, because in a lot-driven market the right three comparables matter more than any district average.
Out here two homes with the same square footage can be two different markets, because the acre under one of them is doing the talking.
Trails & outdoors
A park at the block, red rock a short drive out.
The Fields trades canyon trailheads for flat-ground recreation you can actually reach with kids and a stroller, then puts the big desert parks within a short drive. Here is the honest tiering, from walk-from-home to day trip.
Pine View Park (walk-from-home)
On the edge of the area, this 8-acre city park runs a summer splash pad, two playgrounds, ball fields, tennis and basketball courts, pavilions, and a walking loop. The after-dinner park run without driving anywhere.
Virgin River Trail (a short drive)
The paved Virgin River Trail runs the river corridor through Sullivan Virgin River Park, flat and stroller-friendly, connecting Washington toward St. George. A few minutes west to a trailhead, then miles of car-free path.
Warner Valley dinosaur tracks, ~15 min
Southeast of The Fields on the desert flats, the Warner Valley site holds preserved dinosaur trackways in the sandstone. A high-clearance dirt-road trip, and a genuinely local half-day out.
Sand Hollow & Quail Creek, ~20 min
Two state parks sit a short drive east: Sand Hollow's red-sand reservoir and dunes, and Quail Creek's cooler swimming and fishing water. Boats, paddleboards, and OHV country, all inside a normal weekend.
Farther out, the Red Cliffs Desert Reserve and its Cottonwood and Grapevine trailheads sit across town on the north side of Washington, and Zion National Park is roughly 40 minutes up SR-9. The Fields is the flat-ground base camp, not the trailhead itself.
Trail and park details come from Washington City parks pages and Utah State Parks. The wider outdoor picture, Sand Hollow and Quail Creek included, is in the Washington guide.
Errands & drive times
Errands, measured in minutes.
This is the practical answer to "how far is everything from out here." The short version: Washington Fields Road ties into Mall Drive, so groceries, the freeway, and St. George are all single-digit to low double-digit minutes. Times are measured from the Washington Fields Road and Sandia Road area; from the southern streets, add a few minutes.
| The errand | Where it happens | From The Fields |
|---|---|---|
| Full grocery run | Lin's Fresh Market, 2928 E Mall Drive | ~7 min |
| Second grocery option | Walmart Supercenter, 625 W Telegraph St | ~10 min |
| Pharmacy and urgent care | Lin's Pharmacy, Mall Drive | ~7 min |
| Freeway on-ramp | Interstate 15 at Exit 10, Green Spring Dr | ~8 min |
| Healthcare | St. George Regional Hospital, 1380 E Medical Center Dr | ~12 min |
| Neighborhood park | Pine View Park, Washington Fields | ~3 min |
| Big-box shopping | Red Cliffs Mall area, off Telegraph St | ~10 min |
| Dinner and downtown | Historic St. George Boulevard | ~12 min |
| Flights | St. George Regional Airport (SGU) | ~15 min |
Farther out, the weekend map opens up fast: Sand Hollow State Park is about 20 minutes east, Quail Creek is roughly 20 minutes, the Zion National Park gate is about 40 minutes up SR-9, and Las Vegas is under two hours down I-15. The full day-trip map lives in the Washington guide.
Schools & education
Schools, by the facts.
The Fields is part of the Washington County School District. The core Washington Fields area has historically sat in the Crimson Cliffs cone, served by Horizon Elementary (grades K-5), then Washington Fields Intermediate (grades 6-7), Crimson Cliffs Middle (grades 8-9), and Crimson Cliffs High (grades 10-12).
A 2024 district boundary change reshaped the map here. Beginning in August 2025, homes north of Washington Dam Road and east of Washington Fields Road were reassigned to the Pine View cone (Pine View High, Pine View Middle, and Fossil Ridge Intermediate), with Horizon Elementary moving into that cone under the plan. Because that line runs right through the district, the assignment depends on the exact address, so confirm the current boundary for any home you are serious about directly with the district rather than guessing from a map. For independent school information, GreatSchools and Niche both publish data you can weigh for yourself.
I cover the bigger education picture in the Washington guide.
The school-cone line
Why neighbors here go to different schools.
This is the section I would not let a Washington Fields buyer skip, because it is the one thing about the district that a listing photo will never show you: a school-cone boundary runs right through the middle of The Fields.
In November 2024 the Washington County Board of Education approved a boundary change to balance enrollment between Crimson Cliffs High and Pine View High. Starting August 2025, homes north of Washington Dam Road and east of Washington Fields Road shifted from the Crimson Cliffs cone into the Pine View cone. The result is that two homes a street or two apart can now feed different intermediate schools, different middle schools, and different high schools, even though they share the Washington Fields name and the same grocery store.
I am not raising this to alarm anyone. Both cones are part of the same district, and families who were already enrolled were given options during the transition. I raise it because it is real, it is recent, and it changes the answer to "what school will my kids go to" depending on which side of the line the parcel sits. The buyers who do well out here ask about it on purpose, before they get attached to a specific address.
What I check before I call a school a selling point
- Which side of Washington Dam Road and Washington Fields Road the specific parcel sits on, since that decides the cone.
- The current Crimson Cliffs versus Pine View assignment for the address, run against the live district boundary map.
- Whether any grandfathering or transportation note from the 2025 transition still applies to a home already enrolled.
- The address on the district boundaries and routes page, because boundaries can keep shifting as the east side grows.
This is general guidance, not a school-assignment guarantee. Confirm any specific property directly with the Washington County School District before you rely on it. Source: the November 2024 Washington County Board of Education boundary decision and the district boundaries page.
What locals know
The details I would slow down and check.
The Fields rewards a buyer who reads the small print: the lot, the water, the cone line, and the road. These are the four things I would walk a friend through before they get attached to any one address out here.
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The lot is the asset out here. Washington Fields sells on land as much as on the house. Two similar homes can be priced worlds apart because one sits on a near-acre parcel with usable yard and the other on a standard lot.
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Confirm irrigation and horse rights parcel by parcel. Some Washington Fields lots carry irrigation water and horse privileges from the farming days and some do not. Never assume it transfers just because the neighbor has a barn.
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The cone line changes the answer on schools. Since August 2025, north of Washington Dam Road and east of Washington Fields Road feeds the Pine View cone instead of Crimson Cliffs. Check the exact parcel, not the neighborhood name.
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Mall Drive is the connector, not Telegraph. The quick line to I-15 and St. George runs through Mall Drive to Exit 10, not up through the old Telegraph core. Drive your real commute at rush hour before you sign.
Buy or sell here
The buyer side and the seller side.
Buying in The Fields
The Fields is the local name for the Washington Fields area, the wide flat district east of the Virgin River and south of downtown Washington. Homes line Washington Fields Road, off Sandia Road, with Pine View Park on the edge and Mall Drive carrying you toward St. George and I-15 in a few minutes.
The defining trait is lot size. Washington Fields runs larger lots than most of the greater St. George area, with a lot of single-story and ranch-style homes on generous parcels, some with irrigation water and horse privileges, alongside two-story homes and newer infill on smaller lots. It is a mix, so I read the lot before I read the price.
The core Washington Fields area is in the Washington County School District, historically the Crimson Cliffs cone: Horizon Elementary, Washington Fields Intermediate, Crimson Cliffs Middle, and Crimson Cliffs High. A 2024 boundary change moved homes north of Washington Dam Road and east of Washington Fields Road to the Pine View cone starting August 2025, so confirm the current assignment for any specific address directly with the district.
Yes. Pine View Park sits right on the edge of the area with a splash pad, ball fields, and a walking path, and the paved Virgin River Trail through Sullivan Virgin River Park is a short drive west. Warner Valley and its dinosaur tracks sit southeast, and Sand Hollow and Quail Creek State Parks are a quick drive out.
It runs wide because lot size drives value here. Homes have generally sold from roughly the high $300,000s up past $650,000, with the near-acre and horse-property parcels at the top of that. Treat that as a starting frame and confirm against the live listings, because in Washington Fields the lot can matter more than the house.
Because a school cone line runs right through Washington Fields. The 2024 boundary change shifted homes north of Washington Dam Road and east of Washington Fields Road from the Crimson Cliffs cone to the Pine View cone starting August 2025, so two homes a street apart can feed different high schools. I check the exact parcel against the district map before I ever call a school a selling point.
Ready to look? See what is on the market or tell me what you are after.
Selling in The Fields
The first question is the lot. A near-acre horse-property parcel and a standard-lot ranch home should not be priced off the same comp set just because they share the Washington Fields name. Get the lot, the irrigation, and the school cone right and the pricing gets a lot more honest.
I start with live MLS comps, then sort by lot size, irrigation and horse rights, and which school cone the parcel falls in, so I am comparing like with like. From there I adjust for single-story versus two-story, condition, garage setup, and updates.
List it with me and your home is featured across MovingUtah, on this page, on the Washington hub, and in the featured listings buyers browse on this site. The get featured page walks through exactly how that works.
Yes, but on a purchase I take one role only, never both. I can work as your real estate agent or as your lender, and the role is disclosed before we move forward.
Thinking about it? Start with your number or see how featuring works.
Keep exploring Washington
Want a closer look at The Fields?
Buying, I can pull the current Washington Fields listings and sort them by lot size, irrigation, and school cone before you compare prices. Selling, I will position your home against the right slice of the district instead of the whole east side.
Selling in The Fields
Want to sell your home in The Fields? List it with Scott Buehler and get featured on MovingUtah.
No best-agent claims and no guaranteed-price promises, just honest pricing that reads the lot, the water rights, and the school cone before it ever names a number.